Taxes on Real Estate Purchases. For many people, buying a home is a lifelong dream—but it’s also one of the biggest financial decisions they’ll ever make. That makes it all the more important to be in the best possible position from a tax perspective. Changes took effect in the 2025 tax year that primarily affect real estate purchases. We’ll show you what you should keep in mind in Vienna and Salzburg.
Tax Framework – An Overview
New regulations have been in effect since last year that affect real estate purchases—particularly with regard to real estate transfer tax, depreciation, and use:
New special depreciation for climate-friendly properties
Properties that meet the highest energy efficiency standards (e.g., klimaaktiv Gold) can take advantage of a special depreciation allowance of up to 15 % in the first three years, in addition to the straight-line depreciation. This applies to both landlords and owner-occupiers. The regulation is based on the new flat-rate allowance for eco-related special expenses introduced as part of last year’s tax reform.
Flat-Rate Valuation Model for Inheritance/Gifts
For inheritances and gifts, a flat-rate valuation model may be applied, which results in higher tax assessments—in many cases, closer to the actual market value. As a result, real estate transfer tax often increases.
Restrictions on secondary residences in Salzburg
In popular tourist regions such as Zell am See, stricter regulations for second homes have been in effect since last year—tax benefits are increasingly being phased out there, depending on the property’s designated use and municipal regulations. Fees and taxes are levied based on the market value.
Differences between Vienna and Salzburg
Vienna: Promotion of social property
Subsidized condominiums in Vienna remain attractive due to favorable credit conditions and reduced construction costs - however, additional tax allowances for real estate transfer tax are not currently planned.
Salzburg: State subsidy instead of tax deduction
The state of Salzburg supports thermal refurbishments via subsidy programs - tax advantages result from nationwide depreciation regulations, but there is no additional investment deduction.
What real estate buyers should look out for now
- Obtain tax advice: The new legal situation is complex. Seek advice before signing a contract in order to secure benefits.
- Check financing structure: The mix of equity and debt financing influences tax deductibility.
- Declare your second home accurately: In Salzburg in particular, it must be clear whether the property is used as a main or secondary residence.
- Optimize restructuring plans for tax purposes: If you are planning modernizations, make targeted use of depreciation and subsidy programs.
Key Takeaways
- Special depreciation allowance for climate-friendly real estate available starting in 2025
- New flat-rate value model leads to higher real estate transfer tax on inheritances
- Salzburg: Stricter requirements and taxes for second homes
- Vienna: Subsidy models, but no new tax-free allowances for property
- In 2026, seeking advice will be mandatory to avoid forfeiting tax benefits
Conclusion
The tax changes that have been in effect since last year present both opportunities and challenges. Those who plan ahead and seek advice can save thousands of euros. Whether in Vienna or Salzburg—it’s now especially important for real estate buyers to make smart tax decisions.
Read also:
„Real Estate Financing 2026: Your Path to Homeownership“ - How to optimally combine taxes and financing and not miss out on any funding opportunities.
FAQs – Taxes on Real Estate Purchases
What taxes are due when buying real estate in Austria?
When buying real estate, the most important things to consider are Real estate transfer tax, Land Registry Registration Fee and, if applicable, current taxes (e.g., when renting) .
Have the taxes on real estate purchases changed since 2025?
Yes. New regulations have been in effect since 2025, such as a Special Depreciation Allowance for Climate-Friendly Real Estate as well as a New Flat-Rate Valuation Model for Inheritances and Gifts.
What is the new special depreciation allowance for climate-friendly real estate?
For properties with high energy efficiency standards (e.g., klimaaktiv Gold), in addition to straight-line depreciation, a Special depreciation of up to 15 % during the first three years be used.
Does the special depreciation allowance apply to owner-occupiers and landlords?
Yes. The special depreciation deduction may be claimed by both Both homeowners and landlords may be utilized, provided that the requirements are met.
Are there any tax differences between Vienna and Salzburg?
Yes. Vienna is placing greater emphasis on Housing Assistance, while Salzburg state-specific grant programs, such as for renovations—without any additional tax deductions.
What are the tax rules for second homes in Salzburg?
The following have been in effect in Salzburg since 2025 stricter regulations for second homes. Tax benefits are increasingly being phased out, and taxes are often calculated based on market value.
Can renovation projects be used for tax purposes?
Yes. Thermal Retrofits and Modernizations can be tax-optimized through depreciation and incentive programs.
